Pensacola is a great market for investing and the number of properties available right now is up so there are actually some on market properties with potential. 

They were experienced investors, so they had an idea of what they were looking for and realized they may need to get creative due to the lack of inventory in the area.

@Arron Paulino Your posts illustrate the challenges of exiting SFH's in markets where the natural buyer is another investor and not home owner.

Don't do real estate over the Stock market.

pretty warm right now, biggest problem is most of our inventory has been bought so we are waiting on more multifamilies to hit the market.

Do you know the other markets well? 

What are the best strategies or tools that you use to find Off-Market Properties?

how is rental market in that area these days? 

In my local market (College Station, TX), high rates in 2024 already caused a big jump in inventory, which created some good buying opportunities.

Their children (now in their late 40s) inherited the house, but they have not listed it on the market, and I heard that neither is willing to move into it from their current setup, so the property has been sitting vacant.